R-2015-29b OFFICE OF COMIVIUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE•CUPERTINO, CA 95014-3255
C U P E RT 1 N Q (408)777-3308•FAX(408)777-3333•planninq�a�cupertino.orq
October 30, 2015
Precision Fit Designs
Atin:Rick Reynolds
200 Ford Rd
San Jose, Ca. 95138
SUBJECT: TWO STORY PERMIT AND MINOR RESIDENTIAL PERMIT ACTION LETTER—
Applications R-2015-29 and RM-2015-25
This letter confirms the decision of the Director of Community Development, given on October
30, 2015, approving a Residential Design Review (R-2015-29) to allow a 248 square foot second
floor addition (with an interior side yard setback of 10', 0") located above an existing garage at
the front of a single.family residence and a Minor Residential Permit (RM-2015-25) to allow a
248 square foot, first floor addition to encroach 10' into the required rear yard setback, located
at 10216 Avocado Place with the following conditions:
1. APPROVED PROTECT
This approval is based on a plan set entitled, "Sire Plan, APN: 369-09-014, Seshadri
Residence, 10216 Avacado Pl, Cupertino, Ca 95014, Phone No (650) 861-9007" consisting of
eight sheets labeled "A-1 to A-7", dated "Received September 21, 2015" except as may be
amended by conditions in this resolution.
2. ACCURACY OF THE PROTECT PLANS
The applicant/property owner is responsible to verify all pertulent property data including
but not limited to property boundary locations, building setbacks, property size, building
square footage, any relevant easements and/or construction records. Any misrepresentation
of any property data may invalidate this approval and may require additional review.
3. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM
The project shall comply with the requirements indicated on the Public Works Confirmation
form, including, but not limited to, dedications, easements, off-site improvements,
undergrounding of utilities, all necessary agreements, and utility installations/relocations as
deemed necessary by the Director of Public Works and required for public health and
safety. The Public Works Confirmation is a preliininary review, and is not an exhaustive
Two-Story Permit&Minor Resid��' ~�Permit Action Letter ��'r Page 2
R-2015-29&RM-2015-25 —
review of the subject development. Additional requirements may be established and
implemented during the construction permitting process. The project construction plans
shall address these requirements with the construction permit submittal, and all required
improvements shall be completed to the satisfaction of the Director of Public Works prior to
final occupancy.
4. PRIVACY PLANTING
The final privacy-planting plan shall be reviewed and approved by the Planning Division
prior to issuance of building permits. The variefy, size, planting distance shall be consistent
with the City's requirements.
5. PRIVACY PROTECTION COVENANT
The property owner shall record a covenant on this property to inform future property
owners of the privacy protection measures and tree protection requirements consistent with
the R-1 Ordinance, for all windows with views into neighboring yards and a sill height that
is 5 feet or less from the second story finished floor. The precise language will be subject to
approval by the Director of Community Development. Proof of recordation must be
submitted to the Community Development Department prior to final occupancy of the
residence.
6. LANDSCAPE PROJECT SUBMITTAL
Prior to issuance of building permits, the applicant shall submit a full landscape project
submittal per sections 14.15.040 A, B, C, and D of the Landscaping Ordinance if more than
2,500 square feet of landscaping area is proposed. The Water-Efficient Design Checklist
(Appendix A of Chapter 14.15), Landscape and Irrigation Design Plans, and Water Budget
Calculations shall be reviewed and approved to the satisfaction of the Director of
Community Development prior to issuance of building permits.
7. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with regard
to the proposed project for additional conditions and requirements. Any misrepresentation
of any submitted data may invalidate an approval by the Community Development
Department.
8. EXTERIOR BUILDING MATERIALS/TREATMENTS
Final building exterior treatment plan (including but not limited to details on exterior color,
material, architectural treatments and/or embellishments) shall be reviewed and approved
by the Director of Community Development prior to issuance of building permits. The final
building exterior plan shall closely resemble the details shown on the original approved
plans. Any exterior changes determined to be substantial by the Director of Community
Development shall require_a minor modification approval with neighborhood input.
9. TRIMMING OF TREES
Prior to building final, the property owner shall trim trees that overhang into the adjacent
property.
Two-Story Permit&Minor Residr Permit Aciion Letter Page 3
R-2015-29&RM-2015-25
10. INDEMNIFICATION
Except as otherwise prohibited by law, the applicant shall indeiru-iify and hold harmless the
City, its City Council, and its officers, employees and agents (collectively, the "indexnnified
parties") from and against any claim, action, or proceeding brought by a dlird party against
one or more of the indemnified parties or one or more of the indemnified parties and the
applicant to attack, set aside, or void this Resolution or any permit or approval authorized
hereby for the project, including (without limitation) reimbursing the City its acfual
attorneys' fees and costs ulcurred in defense of the litigation. The applicant shall pay such
attorneys' fees and costs within 30 days following receipt of ulvoices from Cify. Such
attorneys' fees and costs shall include amounts paid to counsel not otherwise employed as
City staff and shall include City Attorney time and overhead costs and other Cify staff
overhead costs and any costs directly related to the litigation reasonably incurred by City.
11. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exaci�ons. Pursuant to Government
Code Section 66020(d) (1), these Conditions constitute written notice of a statement of fl1e
amount of such fees, and a description of the dedications, reservations, and other exactions.
You are hereby further notified that the 90-day approval period in which you may protest
these fees, dedications, reservations, and other exactions, pursuant to Governinent Code
Section 66020(a),has begun. If you fail to file a protest within this 90-day period coinplying
with all of the requirements of Section 66020, you will be, legally barred from later
challenging such exactions.
Please note that if this permit is not vested within a year,it shall expire on October 30,2016.
During the noticing period, Staff received comments regardulg setback requirements and
trimming of irees that overhang into an adjacent property.
Per Cupertnlo Municipal Code (CMC) Section 19.28.070 (3) (a), the minimuin required first floor
rear setback is twenty (20) feet. However, the first floor rear setback inay be reduced to ten (10)
feet, with a Minor Residential Perxnit, if, after t�ze reduction, the usable rear yard is not less than
twenty (20) times the Iot width as measured from the front setback Iu1e; see CMC Section
19.28.070 (3) (a) (i). Based on the criteria, the muiunum required rear yard for the project is 1,045
square feet, and the project, after the reduction, provides a useable rear yard of 3,273 square
feet;therefore, the project is meetuzg this requirement. No additional condition is required.
I�Z regards to the truYuning of the trees, the property owner has agreed to trim the trees that
overhang into the adjacent property. A condition 11as been added for the truruning.
City staff has determined that the proposed project is in compliance with the provisions of
Chapter 19.28.140 (A) and 19.28.140 (B) of the Cupertino Mu�licipal Code. Therefore, no
Two-Story Permit&Minor Resid°�"l Permit Action Letter � % � Page 4
;
R-2015-29&RM-2015-25 -- --
conditions of approval are required in order to address the comments raised during the noticing
period.
Staff has made all the findings that are required for approval of a Two-Story Permit and Minor
Residential Permit as required by Cupertino's Municipal Code, Chapter 19.28.140 (A) and (S).
1. The project is consistent with the Cupertino General Plan, any applicable specific plans,zoning
ordinances and the purposes of this title.
The proposed project is consistent with the General Plan as the project is within the Low
Density land use area. There are no applicable specific plans that affect the project. The
project has been found to be consistent with the requirements of Cupertino Municipal
Code Chapter 19.28 Single Family(R-1) ResidentiaL
2. The granting of the permit will not result in a condition that is detrimental or injurious to
property improvements in tlie vicinity, and will not be detrimental to the public liealth, safety or•
welfare.
The granting of the permit will not result in a condition that is detrimental or injurious
to property improvements in the vicinity, and will not be detrimental to the public
health, safety or welfare as the project is located within the R1-5 (Single Fainily
Residential) zoning district, and will be compatible with the surrounding uses and
neighborhood.
3. The proposed pl�oject is liaa•monious in scale and design with the gener•al neighboa•laood.
The proposed project is located in a residential area consisting of single family homes.
The proposed project maintau-►s the single family home scale found in the neighborhood.
4. Adverse visual impacts on adjoining properties have been reasonably mitigated.
Any potential adverse impacts on adjoining properties have been reasonably mitigated
through the installation of privacy protection plantings as required.
Also, please note that an appeal of this decision can be made within 14 calendar days from
the date of this letter. If this happens,you will be notified of a public hearing,which will be
scheduled before the Planning Commission.
Sincerely
Erick Serrano
Assistant Planner
City of Cupertino
Two-Story Permit&Minor Residi,"�-`;Pernut Action Letter � �`� Page 5
R-2015-29&RM-2015-25
Enclosures:Approved Plan Set
CC:Sridhar or Poornima Seshadri, 10216 Avacado Pl,Cupertino, CA.95014
Chun Yeung and Teck Chew, 19753 Wintergreen Drive,Cupertino,CA 95014
� � •
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